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FILE#11-3514 <br /> 14 July 2011 <br /> Page 3 of 4 <br /> � information. The level of detail provided makes it difficult to distinguish what is proposed,what <br /> is being removed and what is existing. Staff has attempted to clarify the existing and proposed <br /> hardcover on the survey using different colors — Exhibits E & F. It appears the applicant is <br /> requesting a variance to allow 25.5% hardcover within the 0 to75' zone and 62.2% hardcover <br /> within the 75' to 250' zone where 0% and 25% are allowed. The proposal appears to include a <br /> rearrangement of patios and decks on the lakeside of the home. A larger 40±foot wide deck <br /> currentl.y exists on the south 2/3 of the home, with a 20 foot wide patio on the north side. The <br /> applicant is proposing to reduce the deck on the south to 20± feet and add another 20± foot <br /> wide deck on the north side with a new patio in between. <br /> Structural Coverage Variance <br /> The applicant's property currently has 2,350 square feet of structural coverage, or 16.9%where <br /> 15% or 2,077 square feet is normally allowed. The proposal contemplates an increase of 51 <br /> square feet or 17% structural coverage in order to construct a 24'x24' garage in place of the <br /> existing 18'x22'garage. <br /> Street/Rear Yard Setback Variance <br /> The applicant requests a setback variance from the rear lot line to allow a 9.7 foot setback <br /> where a 10 foot setback is required. The proposed garage will meet the 10 foot side yard • <br /> setback and the 10 foot setback required between structures. . <br /> Practical Difficulties Statement <br /> Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, <br /> � and should be asked for additional testimony regarding the application. <br /> Practical Difficulties Analysis <br /> In considering applications for variance, the P/anning Commission shall consider the effect of <br /> the proposed variance upon the hea/th, safety and welfare of the community, existing and <br /> anticipated tra�c conditions, light and air, danger of fire, risk to the public safety, and the <br /> effect on values of property in the surrounding area. The P/anning Commission shall consider <br /> recommending approval for variances from the litera/ provisions of the Zoning Code in <br /> instances where their strict enforcement wou/d cause practica/ di�culties because of <br /> . circumstances unique to the individua/ property under consideration, and shall recommend <br /> approva/only when it is demonstrated that such actions will be in keeping with the spirit and <br /> intent of the Orono Zoning Code. <br /> Setback: Staff finds practical difficulties with respect to the rear or street yard setback variance. <br /> The shallowness of the property combined with the location of the existing home result in a <br /> practical difficulty not created by the applicant. The properties immediately adjacent to the <br /> applicant's property have detached garages.The applicant's proposal appears to be in harmony <br /> with the neighborhood. The nature of the street/road situation for these six lots is a private, <br /> dead end frontage road which runs parallel to Shadywood Road/CSAH 19 the access is nearly <br /> . across from Sunset Drive. The applicant's request for a setback variance does not appear to <br /> � have a negative effect on light, air and open space enjoyed by the adjacent property owner, nor <br /> does it appear to create a safety issue with the frontage road. <br /> Hardcover: Regarding the hardcover variance requests, staff finds that although the property , <br /> currently exceeds allowed hardcover levels and reductions are proposed, further reductions <br /> could be found. Staff suggests the applicant's request for the reorganization of lakeside decks <br />